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Application for Certification Of Application for Certification of Proposed Memphis Fairgrounds Tourism Development Zone In accordance with the Convention Center and Tourism Development Financing Act of 1998, as amended September 13, 2013 Submitted to: Commissioner Larry B. Martin Department of Finance and Administration State of Tennessee Submitted by: A C Wharton, Jr., Mayor City of Memphis EXECUTIVE SUMMARY Creating a Major New Economic and Tourism Engine In the Heart of Memphis City of Memphis is transforming more than 155 acres of the former Mid-South Fairgrounds site from a sea of asphalt parking lots dotted with old buildings into a national and regional sports and retail magnet that will change the future of a key part of Memphis by creating an economic and tourism engine that will produce jobs, expand the economy, and improve the quality of life. The beneficiaries of this rebirth are numerous: the adjacent neighborhoods will be activated; University of Memphis, part of the Tennessee Board of Regents system, will compete in a rejuvenated city-owned stadium and enjoy a newly imagined environment that is characteristic of a major football program; family-themed attractions and activities from the Kroc Center, the Children’s Museum of Memphis, and destination retail and special events; the second-to-none amateur sports venues, the skatepark, and the zipline over the lake, and a new, inventive attraction for older children. All of these combine to create a new regional tourism attraction for Tennessee that will in particular leverage hundreds of thousands of new visitors drawn by new and improved tourism assets like Bass Pro Shop at The Pyramid, a renovated National Civil Rights Museum, improvements to Graceland, the opening of Beale Street Landing on the riverfront, the reawakening of Overton Square Arts and Entertainment District, the renewal of Broad Avenue Arts, and neighborhood revitalizations in all parts of the city. This is a special moment in the history of Memphis, and Memphis is moving assertively to capitalize on this new momentum and the rich opportunities for economic growth. Because of the State of Tennessee Convention Center and Tourism Development Financing Act, the former Mid-South Fairgrounds site is one of those opportunities – more than 155 acres in the heart of Memphis that until now has been the embodiment of lost opportunity. All that changes with the City of Memphis’ plans for the site’s future – a more than 5 million square feet, more than $233 million public/private development that will anchor and stabilize the heart of Memphis while attracting new visitors to the city and the state and creating 1,461 jobs with a payroll of $32.4 million annually. The development meets the requirements of the TDZ act and creates revenues through the incremental sales tax rebate that finances bonds for $176,047,000 of the project. The analysis by RKG Associates, Inc. concludes that the projected baseline retail sales are approximate $214 million, and as a result, there are ample sales tax revenues – projected at $14.3 million yearly beginning in 2016 - to support the bond payments of $11.9 million annually. The 30-year average debt coverage ratio is 1.20. The project financing includes capitalized interest and one year’s debt service reserve. The commitment by City of Memphis to exemplary architectural design and high-quality execution has been seen already with Tiger Lane, 16 acres of parking lots that are now an inviting green space that has become a popular tailgating site for football games in the Liberty Bowl Memorial Stadium. Tiger Lane is the unifying element of the project, stitching together the first-class sports park on the south to the New Urbanist-designed retail center on the north and with the football stadium at Tiger Lane’s apex. In addition to Tiger Lane, City of Memphis has reincarnated the 48-year old stadium, home to University of Memphis football, the Southern Heritage Classic, and the Liberty Bowl, with a repainting, better sound and lighting, new turf, and new Americans for Disability accessibility approved by the U.S. Department of Justice. Also, the stadium - as a result of FedEx’s sponsorship - has a new digital display board that is one of the largest in the nation. With this new development, the much-improved Liberty Bowl Memorial Stadium and Tiger Lane will be joined by: • Mixed use: 511,200 square feet of retail/commercial/residential/hospitality which may include: retail, restaurants, residential housing and a 180-room hotel/conference center that together create an urban village where people can live, work, and play • Sportsplex, including a championship Tim McCarver field along with practice fields at nearby Tobey Park, that will become a site for major national, regional, and local competitions • A multi-purpose building seating just under 5,000 spectators with the flexibility to be reconfigured for sporting and civic events • The relocation of Fairview Middle School gymnasium to create a revenue- producing use on the prized site where it is located on Central Avenue • Enhancements to the Children’s Museum of Memphis that will redefine it as one of the nation’s finest museums of its kind The plan also includes the acquisition of 11.4 acres of adjacent land for greenbelt parking areas and buffers between the development and the neighborhoods. Like similar projects in numerous cities, the Fairgrounds redevelopment is being driven by City of Memphis as owner. Because of the Fairgrounds’ central location, this is a unique opportunity to create a hub of vibrancy and activity, and the fact that the more than 155 acres is city-owned underscores the responsibility of City of Memphis to set the vision that can propel the city of choice blueprint and it is the responsibility of the city government to set the design standards to achieve it. That has been done. The city’s core vision for the Fairgrounds elevates the site to become a magnet for sports competitions and tournaments that attract new visitors from the region and the nation and create new economic impact for Memphis and a vision that provides themed destination retail in a unique urban village environment. Based on the City of Memphis vision and design for the Fairgrounds, Requests for Qualifications (RFQs) will be disseminated for a retail development company that will be responsible for redevelopment north of Tiger Lane, and a separate RFQ will be distributed to qualified firms for the development and operations of the sports facilities south of Tiger Lane. City of Memphis has commissioned the in-depth, serious research by experts that ensures that redevelopment plans are rooted in factual analysis. To this end, a national expert on sports facilities has analyzed and advised on the best options for maximizing sports opportunities and revenues at the Fairgrounds in ways that connect, complement, and amplify existing facilities in the region. In addition, a national retail market expert has analyzed revenues produced by the redevelopment to ensure its viability and its success. Using the TDZ as the vehicle for financing the Fairgrounds redevelopment and carefully calibrating a plan of redevelopment, the City of Memphis continues to build economic engines, as it has done with redevelopment of The Pyramid into destination retail and a tourist attraction, but this time, its economic engine is anchored in complementary sports venues, children’s facilities, and retail. The present vision for the Fairgrounds site is the result of a methodical public process imagining a better future for this “seriously underutilized public asset” and developing guiding principles, objectives, and site uses. The public’s input, which was gathered in several series of meeting with stakeholders, tenants, users, neighborhood groups, business groups, and educational institutions. The relationship between the elements of the project is symbiotic, each part supporting and elevating the whole so that it is more than the sum of its parts. City of Memphis is approaching this project as the 100-year decision that it is, and because of it, its development strategy is deliberate, its financial projections are conservative, its vision is bold, and its plans are strong. Today, the site comes alive for seven football games for a total of 28 hours a year. In the future, this will be a site with 365 days of activity and vitality, building on the site’s history as common ground for all people and responding to the growing need for its various uses. In these ways, the comeback of the Fairgrounds site represents a significant opportunity to realize the mission and intent of the State of Tennessee Convention Center and Tourism Development Financing Act by creating a tourism magnet and unleashing associated economic growth. Proposed Tourism Development Zone In defining the boundaries of the Memphis Fairgrounds Tourism Development Zone, the City of Memphis considered several factors. Firstly, in accordance with the Convention Center and Tourism Development Financing Act of 1998, as amended, the areas in proximity to the proposed Qualified Public Use Facility (QPUF) that would be most beneficially impacted by the project were examined. These areas, as represented by the map below, include neighborhoods and commercial areas of the city that will be beneficially impacted immediately and well into the future with the certification and construction of the QPUF. Secondly, logical boundaries were established around the QPUF and the beneficially impacted area. The Fairgrounds TDZ boundaries include redevelopment areas established by the City, infrastructure boundaries such as roads, highways and railways and to the greatest extent possible, purely residential areas were excluded. Facility Location and Size The Memphis Fairgrounds is a 155+-acre tract of land located in the center of Memphis. The Project is generally bordered by Central Avenue on the north, Hollywood Street on the east, Southern Avenue on the south and East Parkway on the west, with adjacent sites at Tobey Park and on Young Avenue for sports fields and public parking respectively.
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